ACT Stamp Duty 2026: How the Territory’s Unique System Works
The Australian Capital Territory operates one of the most distinctive stamp duty systems in the country. For the 2026–27 financial year, three features set the ACT apart: the Home Buyer Concession Scheme (HBCS) now has no income cap (removed from 1 July 2026), meaning first-home buyers and other eligible purchasers can receive full duty relief on properties up to a dutiable value of $1,020,000 without any income test; the ACT imposes no foreign purchaser conveyance duty surcharge (its foreign surcharge applies only to land tax, at 0.75% per annum, not to the transfer itself); and the Territory abolished its First Home Owner Grant in July 2019, so there is no FHOG in the ACT.
Conveyance duty in the ACT uses two scales — one for owner-occupiers receiving the concessional rate (available to all home buyers, not just first-home buyers) and one for investors and other purchasers. This article explains both scales, walks through HBCS eligibility, and clarifies what the absence of a foreign conveyance surcharge means for international buyers.
Standard Conveyance Duty Rates (2026–27)
The ACT applies two separate duty scales for residential property. The concessional (owner-occupier) scale provides reduced rates for buyers who intend to live in the property, while the general (investor) scale applies to all other residential purchases.
Owner-occupier concessional scale:
This scale is available to any purchaser buying a home to live in — it is not limited to first-home buyers. Rates start lower and rise more gradually than the general scale. The exact thresholds are indexed and published by the ACT Revenue Office. For a mid-range Canberra property around $800,000, the owner-occupier concessional duty is substantially lower than what an investor would pay on the same purchase.
General (investor) scale:
Purchasers who do not qualify for the concessional rate — such as investors, companies, and trusts — pay under the general scale, which applies higher marginal rates across most value brackets.
Because the ACT publishes rates updated annually with indexation, buyers should confirm exact dollar amounts for their specific dutiable value through the ACT Revenue Office. For a $600,000 property, an owner-occupier pays materially less than an investor, and if the buyer qualifies for HBCS (see below), the duty may be fully waived.
Home Buyer Concession Scheme: No Income Cap from July 2026
The Home Buyer Concession Scheme is the ACT’s signature stamp duty relief for home buyers. Key details for 2026–27:
- Full duty exemption applies to properties with a dutiable value up to $1,020,000 when all eligibility criteria are met.
- Partial concession is available on a sliding scale for properties above $1,020,000, phasing out at higher values.
- From 1 July 2026, the income test has been removed. Previously, HBCS eligibility required household income to fall below certain thresholds. As of the 2026–27 financial year, there is no income cap — the concession is available to all eligible home buyers regardless of earnings.
- Eligibility extends to first-home buyers and, in some circumstances, to previous homeowners who meet specific criteria (such as those who have not owned property in the past two years).
- The HBCS applies regardless of whether the property is new or established.
This removal of the income cap represents a significant expansion. A Canberra professional couple earning a combined $250,000 per year can now access full stamp duty relief on an $850,000 apartment, where previously their income would have disqualified them.
Example: A first-home buyer purchasing an established apartment in Belconnen for $620,000 would pay zero conveyance duty under HBCS. An investor buying the identical property would pay duty under the general scale.
No Foreign Purchaser Conveyance Surcharge
The ACT is one of only two Australian jurisdictions — alongside the Northern Territory — that imposes no foreign purchaser surcharge on conveyance duty. When a foreign person or entity buys residential property in the ACT, they pay the same conveyance duty as an Australian citizen or permanent resident, whether under the owner-occupier concessional scale or the general investor scale.
The ACT does levy a foreign owner land tax surcharge of 0.75% per annum on the average unimproved value of residential land owned by foreign persons. However, this is an ongoing annual land tax, not an upfront stamp duty surcharge. It does not apply at the point of purchase and does not appear on the settlement statement as conveyance duty.
For foreign buyers comparing jurisdictions, this makes the ACT particularly attractive at the point of purchase. A foreign buyer acquiring a $900,000 property in Canberra would pay the same conveyance duty as a local — whereas the same buyer would pay an additional $81,000 surcharge in NSW (9%) or $72,000 in Victoria (8%).
Importantly, foreign buyers must still comply with Foreign Investment Review Board (FIRB) requirements and pay the applicable FIRB application fee, which is a federal obligation separate from state and territory stamp duty.
No FHOG in the ACT
The ACT abolished its First Home Owner Grant in July 2019, redirecting housing affordability support toward stamp duty concessions through the HBCS. There is no FHOG available in the ACT for the 2026–27 financial year. For first-home buyers, the primary government support is the HBCS stamp duty relief described above, potentially supplemented by federal schemes such as the First Home Guarantee (which reduces the deposit requirement).
Worked Examples
Example 1: First-home buyer, $750,000 established home, Canberra
Under HBCS (no income cap from July 2026), this purchase qualifies for full conveyance duty relief because $750,000 is below the $1,020,000 threshold. Duty payable: $0.
Example 2: Investor, $600,000 property
An investor does not qualify for HBCS and pays under the general scale. The general duty on a $600,000 residential property in the ACT is calculated using the published investor scale — substantially above what an owner-occupier would pay.
Example 3: Foreign buyer, $850,000 property
Because the ACT has no foreign conveyance surcharge, a foreign buyer pays the same duty as a local buyer under the applicable scale. If the buyer intends to occupy the home, the owner-occupier concessional scale applies; if it is an investment, the general scale applies. There is no additional surcharge at settlement.
Frequently Asked Questions
Who qualifies for the Home Buyer Concession Scheme?
HBCS is available to home buyers (including first-home buyers and some previous owners who meet the eligibility rules) purchasing a property to live in. From July 2026, there is no income test. The property’s dutiable value must not exceed the scheme thresholds for full or partial relief.
Does the ACT charge foreign buyers extra stamp duty?
No. The ACT does not impose a foreign purchaser conveyance duty surcharge. Foreign buyers pay the same conveyance duty as domestic buyers. A separate land tax surcharge of 0.75% per annum applies annually after purchase.
Is there a First Home Owner Grant in the ACT?
No. The FHOG was abolished in July 2019. First-home buyer support is delivered through the HBCS stamp duty concession.
Can an investor get the HBCS?
No. The HBCS requires the buyer to occupy the property as their principal place of residence. Investors, companies, and trusts must pay conveyance duty under the general scale.
How does ACT stamp duty compare to other states?
At the $800,000 price point, a Canberra owner-occupier eligible for HBCS pays $0 stamp duty — the most favourable outcome in the country. Even where HBCS does not apply, the ACT’s owner-occupier concessional rates are generally lower than NSW and Victoria. See our comprehensive comparison of stamp duty across all states and territories for a detailed analysis.
Data Sources
All rates, thresholds, and policy details are sourced from the ACT Revenue Office and reflect legislation current as at July 2026. The removal of the HBCS income cap from 1 July 2026 is as published by the ACT Government Budget papers and Revenue Office guidance.
For specific advice on ACT conveyance duty and HBCS eligibility, a licensed conveyancer or property professional can review your circumstances. Arrivau’s licensed consultants can assist within one business day.
Disclaimer: This article provides general information only and does not constitute financial, tax, or legal advice. Stamp duty rates, grants, and concessions may change. Readers should confirm current rates with the relevant state Revenue Office or a licensed professional before making property decisions. Data current as at July 2026.